13453 Coliseum Dr Unit F · Chesterfield, MO 63017

$159,000

3 bd · 2.0 ba · 1,280 sqft · Condo public records · 61 Days on market

Built 1970 $489/mo HOA · 24% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.5/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.1/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living in sought-after Chesterfield! This 3-bedroom condo offers the perfect combination of value, space, and convenience. Tucked away with a serene wooded view, you’ll enjoy a peaceful setting while still being just minutes from shopping, dining, and everyday essentials. Inside, you’ll find a functional layout with comfortable living spaces, a bright and inviting atmosphere, and plenty of room to make it your own. The spacious bedrooms provide flexibility for guests, a home office, or growing needs. Step outside and relax with your morning coffee or unwind in the evening while taking in the natural surroundings. Whether you're a first-time buyer, downsizing, or looking for a smart investment opportunity, this condo checks all the boxes for budget-conscious buyers. Low-maintenance living in a prime location makes this an easy choice! Smart updates have already been made for easy living as soon as you are ready. Don’t miss your chance to own an affordable home in one of the area’s most desirable communities—schedule your showing today! *Recent change of Warrantable Status has been issued with this complex again, which should ease the loan process. Talk to your loan officer about specifics. Updates to the common areas of the building as in the works with completion expected Summer 2026. General Parking can be found below the garages of the units near the dead end of the street.

Key facts

• Smart updates
• Functional layout
• Wooded view

Tags

• WOODED VIEW
• FUNCTIONAL LAYOUT
• NATURAL SURROUNDINGS
• LOW MAINTENANCE LIVING
• SMART UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.9% in Chesterfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#110 in MO) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.5%/yr); 227 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $159k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.72×
• Total profit: $-12,258
• Equity at exit: $23,707

10-year hold

• IRR: 6.2%
• Equity multiple: 1.53×
• Total profit: $23,755
• Equity at exit: $13,747

Cash invested: $44,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63017

• Rents YoY: 5.5%
• Active inventory: 227
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$834
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$66
• HOA: −$489
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $124

Break-even live

Break-even rent $1,905

Max offer price $159,000

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1173 Pompeii Dr Chesterfield, MO	1.0–2.0	1.0–2.0	950	$1,799	$1.89	1d	23	0.09mi
616 Broadmoor Dr Unit C Chesterfield, MO	3.0	2.0	1120	$1,795	$1.60	7d	1	0.32mi
621 Broadmoor Dr Chesterfield, MO	2.0	2.0	900	$1,945	$2.16	43d	1	0.36mi
502 Broadmoor Dr Unit 506 Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	23d	1	0.37mi
506 Broadmoor Dr Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	43d	1	0.37mi
631 Broadmoor Dr Unit A Chesterfield, MO	3.0	2.0	1050	$2,000	$1.90	43d	1	0.44mi
815 Montmartre Ct Saint Louis, MO	3.0	2.0	1862	$2,300	$1.24	43d	1	1.00mi
1003 Mariners Point Dr Creve Coeur, MO	1.0–2.0	1.0–1.5	942	$1,815	$1.93	1d	7	1.35mi

HOA detail condo

• Monthly dues: $489 · $5,868/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-03
   days on market $159,000 Active 61 DOM
2. 2026-06-02
   days on market $159,000 Active 60 DOM
3. 2026-06-01
   days on market $159,000 Active 59 DOM
4. 2026-05-31
   days on market $159,000 Active 58 DOM
5. 2026-04-03
   listed $165,000 Active 1443-char remark

   Show marketing remark (1443 chars)

   Affordable living in sought-after Chesterfield! This 3-bedroom condo offers the perfect combination of value, space, and convenience. Tucked away with a serene wooded view, you’ll enjoy a peaceful setting while still being just minutes from shopping, dining, and everyday essentials. Inside, you’ll find a functional layout with comfortable living spaces, a bright and inviting atmosphere, and plenty of room to make it your own. The spacious bedrooms provide flexibility for guests, a home office, or growing needs. Step outside and relax with your morning coffee or unwind in the evening while taking in the natural surroundings. Whether you're a first-time buyer, downsizing, or looking for a smart investment opportunity, this condo checks all the boxes for budget-conscious buyers. Low-maintenance living in a prime location makes this an easy choice! Smart updates have already been made for easy living as soon as you are ready. Don’t miss your chance to own an affordable home in one of the area’s most desirable communities—schedule your showing today! *Recent change of Warrantable Status has been issued with this complex again, which should ease the loan process. Talk to your loan officer about specifics. Updates to the common areas of the building as in the works with completion expected Summer 2026. General Parking can be found below the garages of the units near the dead end of the street.

6. 2016-12-28
   soldstatus $80,000
7. 2016-12-22
   soldstatus Closed 653-char remark

   Show marketing remark (653 chars)

   Spacious 3 bedroom, 2 bath second level condo with an open floor plan and private laundry. Fresh neutral carpeting throughout. The eat-in kitchen features white cabinetry, with a pass-through to adjoining dining area. The living room features sliding door that leads to the private balcony which overlooks woods. Additional amenities include 2 assigned parking spaces in tuck under garage and large storage closet. Clubhouse and outdoor pool is included. Conveniently located in Chesterfield and Parkway schools. This condo is located near public transportation, shopping, entertainment & schools. HSA home warranty provided for added peace of mind.

8. 2016-12-06
   status Pending 653-char remark

   Show marketing remark (653 chars)

   Spacious 3 bedroom, 2 bath second level condo with an open floor plan and private laundry. Fresh neutral carpeting throughout. The eat-in kitchen features white cabinetry, with a pass-through to adjoining dining area. The living room features sliding door that leads to the private balcony which overlooks woods. Additional amenities include 2 assigned parking spaces in tuck under garage and large storage closet. Clubhouse and outdoor pool is included. Conveniently located in Chesterfield and Parkway schools. This condo is located near public transportation, shopping, entertainment & schools. HSA home warranty provided for added peace of mind.

9. 2016-12-04
   listed $85,000 Active 653-char remark

   Show marketing remark (653 chars)

   Spacious 3 bedroom, 2 bath second level condo with an open floor plan and private laundry. Fresh neutral carpeting throughout. The eat-in kitchen features white cabinetry, with a pass-through to adjoining dining area. The living room features sliding door that leads to the private balcony which overlooks woods. Additional amenities include 2 assigned parking spaces in tuck under garage and large storage closet. Clubhouse and outdoor pool is included. Conveniently located in Chesterfield and Parkway schools. This condo is located near public transportation, shopping, entertainment & schools. HSA home warranty provided for added peace of mind.

10. 2006-11-21
    soldstatus
11. 1993-07-20
    soldstatus $47,600
12. 1986-12-01
    soldstatus
13. 1986-12-01
    soldstatus $56,000
14. 1981-03-01
    soldstatus $49,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,395 · $116/mo
• Projected year-2 tax: $1,542 · $129/mo
• Expected delta: +$148/yr (+$12/mo · 10.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,741
• − Mortgage interest: −$8,906
• − Property taxes: −$1,395
• − Insurance: −$795
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − HOA: −$5,868
• − Depreciation: −$4,625
• Taxable loss: −$807
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $1,676/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Parkway C-2
• NCES district ID: 2923580
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $83,551
• Composite: 50.5/100
• National rank: #1851
• State rank: #18 of 324 in MO

Livability — Chesterfield

• Score: 71/100
• State rank: #110
• US rank: #7054

Category grades

Amenities F Commute F Cost of living D- Crime A Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesterfield, MO
• County: Saint Louis County · 888,823 people
• City population: 43,243
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,243
• Household income: $127,095
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1012.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 13% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Slovak 3%
• Foreign-born: 16% · China, Canada, South Korea
• Languages at home: 84% English-only · Other Indo-European 5% Other Asian/Pacific 4% Chinese 2%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -230.79%
• Current HPI: 218.3938
• Rent YoY: ▲ 5.52%
• Metro: St. Louis, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+236.7% since first listed

10 events — show timeline

• 2026-04-03 Listed $165,000 MARIS as Distributed by MLS Grid
• 2016-12-28 Sold (Public Records) $80,000 Public Records
• 2016-12-22 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-12-06 Pending — MARIS as Distributed by MLS Grid
• 2016-12-04 Listed $85,000 MARIS as Distributed by MLS Grid
• 2006-11-21 Sold (Public Records) — Public Records
• 1993-07-20 Sold (Public Records) $47,600 Public Records
• 1986-12-01 Sold (Public Records) $56,000 Public Records
• 1986-12-01 Sold (Public Records) — Public Records
• 1981-03-01 Sold (Public Records) $49,000 Public Records

Property tax history

+0.7%/yr

Latest (2022): $1,395 · +0.4% YoY. Source: county tax records.